selling

Can you sell a house with a mortgage? Yes, and here is how

Can you sell a house with a mortgage? Yes. How the lender is repaid at completion, what a redemption figure and early repayment charge mean, and porting.

3 min read
Last reviewed 30 October 2026
By Your Property Check team

Part 1 of 9

Yes, you can

Owning a home with a mortgage does not stop you selling it. GOV.UK's selling pages simply tell you to check how much you owe, and to decide whether to move the mortgage to your next property or pay it off. This guide covers England and Wales.

Part 2 of 9

Step 1: find out what you owe

Contact your lender. GOV.UK says to ask how much you owe, whether there are early repayment charges and whether moving the mortgage has fees. Ask for the figure in writing. It is often called a redemption statement or settlement figure. We found no GOV.UK page defining it, so ask your lender what date the figure covers and how it changes if completion slips by a few days.

Part 3 of 9

Step 2: check for an early repayment charge

If you are still inside a fixed or discounted period, your lender may charge a fee for leaving early. Citizens Advice calls this a redemption fee. We do not give percentages, because they differ by lender and deal. Look at your mortgage offer, ask when the charge period ends, and check whether your deal lets you overpay or port. Our guide to the early repayment charge when selling explains the questions to ask.

Part 4 of 9

Step 3: choose between porting and paying off

GOV.UK describes two routes: move the mortgage to your new property, or pay it off. Moving it is often called porting. Whether you can is a question for your lender, and we found no official rule that requires it. Ask about fees for moving the mortgage, and whether the same rate would carry over. Not every deal can be ported. If you take a new mortgage with a different lender, Citizens Advice says you may have to pay a fee for setting up and arranging it.

Part 5 of 9

What happens at completion

Citizens Advice says that until the sale completes you remain responsible for mortgage payments, buildings insurance and other costs. Keep paying.

On completion day your solicitor receives the rest of the purchase price from the buyer's side. Your conveyancer then arranges for the lender to be repaid from that money. Citizens Advice also notes that estate agent and solicitor fees are usually deducted from the sale proceeds. You receive what is left.

Afterwards the lender asks HM Land Registry to remove its charge. GOV.UK describes the e-DS1 as the online form lenders use to discharge a mortgage, and says the register updates once registration is complete. Your solicitor will confirm this has happened.

Part 6 of 9

An illustration of the order of payment

This uses no real numbers. From the money your buyer pays on completion, the order is usually: first your lender, then your agent and solicitor, then you. If you choose to port, a separate mortgage is arranged on your next home. Your solicitor will give you a completion statement showing each payment.

Part 7 of 9

If the sale will not cover the mortgage

Citizens Advice says that if the sale will not cover what you owe, you must ask your lender for permission to sell. If you sell and a shortfall remains, you must pay the difference, and the lender can pursue it. Citizens Advice advises against handing back the keys, because a lender-led sale typically brings in a lot less money than one you arrange yourself. Read negative equity and selling before you list, and speak to a free debt adviser.

Part 8 of 9

What to ask your solicitor

Tell your solicitor on day one that there is a mortgage on the property. GOV.UK says the solicitor or conveyancer does the legal work of transferring ownership. Ask them to confirm in writing how the repayment will be made, who contacts the lender, and when you will see the final completion statement. If your plans change, for example the buyer asks to complete earlier or later, tell your lender, because the figure you were given may no longer be right.

Part 9 of 9

A short checklist

Ask your lender for a written figure and the date it covers.
Ask about any early repayment charge and when it ends.
Ask whether the mortgage can be ported, and what fees apply.
Tell your solicitor you have a mortgage on day one.
Keep paying until completion.

Use the sale method comparison tool to see roughly what you may receive after costs. This page is general information, not financial advice.

Our take

Know your redemption figure before you price

Selling with a mortgage is routine, and most of the worry goes once you have a written figure from your lender and the date any early repayment charge ends. The common mistake is to treat the sale price minus the mortgage as your profit, when agent and solicitor fees also come out of the proceeds.

Our sale method comparison tool compares auction, estate agent and cash buyer on net proceeds and timescale, so you can see roughly what you may keep after costs. Our free house value check gives an honest range from real HM Land Registry sold prices in your postcode, with the working shown.

Compare sale routes

Our opinion, drawn from the facts on this page: not advice and not a forecast. We earn from OfferCheck reports and from introducing sellers to cash buyers, so weigh it with that in mind (see our disclosure). We are not authorised or regulated by the FCA.

Questions, answered

Frequently asked questions

Can I sell my house if I still have a mortgage?

Yes. Ask your lender how much you owe and whether there is an early repayment charge. At completion the mortgage is repaid from the sale money, and the lender removes its charge from the title through HM Land Registry.

How is the mortgage paid off when you sell a house?

Your solicitor receives the sale money on completion and arranges for the lender to be repaid. Fees are usually taken from the proceeds too, and you receive what is left. Your solicitor gives you a statement of each payment.

Can you take your mortgage with you when you move?

Sometimes. GOV.UK says you can move the mortgage to your new property or pay it off. The lender decides whether to allow it, and may charge fees. Ask early, because not every deal can be ported.

What if I owe more than the house is worth?

You need your lender's permission to sell, and you must pay any shortfall. Citizens Advice advises against handing back the keys. See our guide to selling in negative equity and get free debt advice before you list.

Do I have to tell my lender I am selling?

You need to contact them to find out what you owe and whether charges apply, and you need their agreement if the sale will not cover the debt. In practice your solicitor deals with the lender for the repayment.

Where this comes from

Sources

Last reviewed 30 October 2026 by the Your Property Check team. This page is general information, not legal, tax or financial advice. For your own situation, speak to a conveyancing solicitor or another qualified professional.